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Property profile & analytics
OFF-MARKET
Estimated value
$675,000
Day care centers
16 Riv St, Middleton, MA 01949-2416
Entity Owned
9-yr Hold
Property ID
US38-1225485
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2016
Construction
FRAME
Total area
8,044 SF
Lot
0.92 ac (40,114 SF)
Zoning code
R1B
APN
MIDD M:0033 B:0000 L:0024
UPID
US38-1225485
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Magical Beginnings River Academy Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$555k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$792k
Blend (final)
Blend
$675k
Owner & transaction history
Bay Property Managemen · 9 yrs held
Bay Property Managemen
since 2017
7 recorded transactions
Zoning & alternative use
R1B · Middleton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$1.1M
+44.7%
Auto repair, garage
$1.0M
+41.9%
Retail stores
$860,000
+17.3%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Middleton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Middleton submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
$555,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$730,000
Current use
APARTMENT HOUSE (5+ UNITS)
$1,060,000
Change: +45% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,040,000
Change: +42% · Conversion: Difficult
RETAIL STORES
$860,000
Change: +17% · Conversion: Difficult
Blend value · Realmo final
$675k
Range $608k – $743k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$84 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$20,809
Tax year 2024
Assessed value
$1,765,000
Assessed 2024
Previous assessed
$1,765,000
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$638,000
Assessed improvement
$1,127,000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2016
Construction
FRAME
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
1
Units
1
Rooms
8
Bathrooms
10
Total area
8,044 SF
Lot
0.92 ac (40,114 SF)
Zoning code
R1B
APN
MIDD M:0033 B:0000 L:0024
UPID
US38-1225485
Jurisdiction
MIDDLETON
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
R1B · Middleton, MA
Zoning R1B · permitted uses
R1B · Middleton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Middleton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$730,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.0M
RETAIL STORES
Est. value
$860,000
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
RETAIL STORES
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2016
Construction
FRAME
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
1
Units
1
Rooms
8
Bathrooms
10
Lot
0.92 ac
Current owner
From public records · entity-resolved
Bay Property Managemen
Entity
Mailing address
PO BOX 1008, MIDDLETON, MA 01949-3008
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 27, 2017
—
Bay Property Managemen
Bay Development LLC
Quit Claim Deed
related
$1,250,000 · North Shore Bank
Jan 10, 2007
$1
Christopher M Lyman
Mccauley,john E
Grant Deed
—
Jan 10, 2007
$335,000
Christopher M Lyman
Mccauley,john E
Grant Deed
—
Jan 10, 2007
$540,000
Ryan W Dauwer
Christopher M Lyman
Deed
$432,000 · Natl City Hm Ln Svcs
Mar 29, 2006
—
Christopher M Lyman
—
Deed Of Trust
related
$36,500 · Wells Fargo Mortgage
Dec 3, 2004
—
Christopher M Lyman
—
Deed Of Trust
related
$57,000 · Banknorth NA
Nov 18, 2004
—
Christopher M Lyman
—
Deed Of Trust
related
$50,000 · Banknorth NA
Jul 20, 2004
—
Christopher M Lyman
—
Deed Of Trust
related
$40,000 · Banknorth NA
Dec 26, 2002
—
Christopher M Lyman
—
Deed Of Trust
related
$272,000 · East-west Mortgage Corp
Aug 30, 2001
$335,000
Christopher M Lyman
Mcauley,john E
Grant Deed
$268,000 · Warren Five Cts Savings
Oct 12, 1993
$165,000
John E Mccauley JR.
Lemieux,leo
Grant Deed
$132,000 · Lawrence Savings Bank
Oct 9, 1991
—
Leo J Lemieux
—
Deed Of Trust
related
$30,000 · Fleet National Bank
Nov 23, 1988
—
Leo J Lemieux
—
Deed Of Trust
related
$50,000 · Bank Of New England
Jun 9, 1987
—
Leo J Lemieux
—
Deed Of Trust
related
$30,000 · Bank Of Ne Essex
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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